Conversion of a leasehold property

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    Conversion of a leasehold property

    Hi guys,
    I am relatively new to the world of property so please excuse my ignorance!
    I was wondering how much scope there is to alter a leasehold 2 bedroom flat. For instance conversion from a 2 to a 3 bedroom. Is this at all feasible? How much will covenant restrictions and planning permission effect this, and is it a done thing?

    Do freeholders typically agree to this type of change and is planing permission required or is it just building regs?

    many thanks

    #2
    It comes down to what is in the lease. There are any number of possibilities. Planning depends on what you want to do.

    Comment


      #3
      Originally posted by ash191 View Post

      Do freeholders typically agree to this type of change
      Adding another bedroom increases the property value, and you are only leaseing the property as a 2 bedroom. Expect a freehoder to wa nt to increase the lease value by at least half the increase in value to the total increase in value.

      E.G. The flat price increases £ 20,000, then the freeholder is within his rights to ask for an addition of £ 20,000 in the form of authorisation payment, plus solicitors costs, plus change of lease costs to show 3 bed flat.
      Also, planning permission does not over ride the lease where the leaseholder must get permission, and pay freeholders costs.

      Comment


        #4
        If the lease contains an absolute prohibition against alterations the landlord can set what terms he likes.

        Otherwise section 19(2) of the Landlord and Tenant Act 1927 applies:

        In all leases whether made before or after the commencement of this Act containing a covenant condition or agreement against the making of improvements without a licence or consent, such covenant condition or agreement shall be deemed, notwithstanding any express provision to the contrary, to be subject to a proviso that such licence or consent is not to be unreasonably withheld; but this proviso does not preclude the right to require as a condition of such licence or consent the payment of a reasonable sum in respect of any damage to or diminution in the value of the premises or any neighbouring premises belonging to the landlord, and of any legal or other expenses properly incurred in connection with such licence or consent nor, in the case of an improvement which does not add to the letting value of the holding, does it preclude the right to require as a condition of such licence or consent, where such a requirement would be reasonable, an undertaking on the part of the tenant to reinstate the premises in the condition in which they were before the improvement was executed.

        Comment


          #5
          Thank you for the very helpful replies. With regards to straight forward alterations such as replacing windows, is there a need to obtain freeholder permission? Or does this depend on a specific covenant.
          Many thanks

          Comment


            #6
            It does depend on the covenants. However, if you have an obligation to repair the windows you do not need permission to do so, so long as they need repairing.

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